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A vacant 5-acre parcel in Edgewood, Fort Lauderdale is making headlines. Developer Ecoar LLC, managed by Aylwin Bustillos Tomas Miguel, has proposed a 67-unit townhome project at 1000 SW 26th St. The homes would be two stories (26 feet) tall, with shared amenities like a clubhouse, pool, and landscaped walkways. The development hinges on approval of a Fort Lauderdale rezoning application.
Ecoar LLC purchased the parcel for $4.85 million in 2020. The property is bordered by single-family homes, a hotel to the north, and a church next door. The developer is requesting a Fort Lauderdale rezoning from single-family low-medium density to low multifamily medium density.
What the Rezoning Request Involves?
The developer claims the project would serve as a "buffer" between lower-density residential homes and denser buildings nearby. The Fort Lauderdale Planning and Zoning Board is set to review the rezoning request on September 17, after which the project must still secure City Council approval and submit a formal site plan.
Why Is Edgewood, Fort Lauderdale Under Scrutiny?
April 2023 Flash Flooding: A Neighborhood Underwater
Edgewood was devastated in April 2023 when over 25 inches of rain fell in less than 12 hours. The resulting floods left residents wading waist-deep through water and, in some cases, escaping through windows. Homes, cars, and infrastructure sustained severe damage, making headlines across the state.
Resident Concerns About Future Flood Risk
Given the area's history, many are asking: Can Edgewood handle another storm? Residents fear that new development, enabled by Fort Lauderdale rezoning, could overwhelm aging systems, increase runoff, and put future homeowners at risk.
Edgewood’s Place in Fort Lauderdale’s Flood Zone Map
Edgewood lies in a flood-prone zone, according to FEMA flood maps. While improvements have been made, any development here needs to be carefully evaluated for its impact on stormwater runoff and flood risk. This is a critical factor in any Fort Lauderdale rezoning discussion involving flood-prone neighborhoods.
Can Edgewood, Fort Lauderdale’s Infrastructure Handle 67 New Homes?
As Fort Lauderdale considers a rezoning application to allow 67 new townhomes in Edgewood, residents and city officials are asking a crucial question: Can the existing infrastructure support it?
Millions Spent, But Is It Enough?
The city has invested $14.5 million in stormwater upgrades in Edgewood, including larger pipes, new catch basins, and temporary pumps to manage flooding during storms. These improvements are part of Fort Lauderdale's effort to prepare neighborhoods for increased development, but the reliance on temporary pumps during high-risk events shows that the system is not yet fully resilient.
Persistent Concerns and Legal Pushback
The limitations of current infrastructure have sparked legal action in nearby River Oaks, where residents have filed lawsuits against contractors for what they claim are deficient flood-control systems. Since River Oaks and Edgewood share infrastructure challenges and geography, these lawsuits highlight broader concerns about the long-term reliability of systems impacted by Fort Lauderdale rezoning decisions.
A Bigger Picture: The $104 Million Flood Mitigation Plan
Edgewood is also part of a broader $104 million stormwater improvement plan, partially funded by the EPA’s WIFIA program. This initiative includes seven neighborhoods across the city and is intended to address chronic flooding and climate resiliency—key factors in evaluating whether areas like Edgewood are ready for higher density through rezoning.
In December 2024, Fort Lauderdale completed a new $10.5 million pump station designed to serve both Edgewood and River Oaks. While this new infrastructure is promising, it’s still being tested in real-world conditions. Until its effectiveness is proven, adding dozens of new homes to an already flood-sensitive area may be premature.
What’s Next for the Fort Lauderdale Rezoning Application?
September 17: Planning and Zoning Board Hearing
The first public hurdle is the September 17 hearing. This is the best chance for residents to raise concerns or voice support for the project. The outcome could set a precedent for future Fort Lauderdale rezoning cases.
Final Steps: City Council and Site Plan Approval
Even if rezoning is approved, the City Council has final authority. A detailed site plan will be required to ensure compliance with building codes, drainage requirements, and environmental standards. These are standard checkpoints in the Fort Lauderdale rezoning process.
Frequently Asked Questions About Fort Lauderdale Rezoning and Flood Risks
Is Edgewood in a flood zone?
Yes, Edgewood is designated as a flood-prone area by FEMA. In April 2023, the neighborhood experienced over 25 inches of rain in less than 12 hours, causing widespread flooding and property damage.
Can the city stop development in flood-prone areas like Edgewood?
The city cannot outright stop development, but it can regulate it through zoning, building codes, and flood mitigation requirements. Developers must meet strict standards to gain approval under Fort Lauderdale rezoning laws.
What is the Fort Lauderdale Planning and Zoning Board's role?
The board reviews applications for Fort Lauderdale rezoning and makes recommendations to the City Council. They evaluate whether proposals align with city planning goals and infrastructure capacity.
What improvements has the city made in Edgewood since the 2023 floods?
The city has invested in a $14.5 million stormwater project, added temporary pumps, and completed a $10.5 million pump station to reduce flooding risks. These upgrades are relevant to any ongoing Fort Lauderdale rezoning applications in flood zones.
Can residents voice concerns about the rezoning proposal?
Yes, public hearings, like the one scheduled for September 17, are the main venue for residents to speak out for or against the project.
How can I find out if a property in Fort Lauderdale is in a flood zone?
Visit the FEMA Flood Map Service Center or contact local authorities. A real estate professional can also help interpret flood zone data and the implications of Fort Lauderdale rezoning on specific properties.
How The Mastropieri Group, Realtors® Can Help?
Navigating development in a flood-prone city like Fort Lauderdale isn’t easy. That’s why working with experienced agents is critical. The Mastropieri Group Realtors® can help you understand zoning changes, infrastructure plans, and how they affect your property value and safety.
Whether you’re buying, selling, or simply staying informed, call The Mastropieri Group Realtors® at (561) 544-7000
Posted by Larry Mastropieri on
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